Today's story is titled, "The Three Brothers."

Three young brothers are sent out into the world by their mother, to "seek their fortune".  Each decides that he should buy a home in order to increase his net worth and have a roof over his head.  Each hires a different Realtor to help them buy their home.

The first young man finds his Realtor on the Internet.  She is newly licensed and inexperienced.  The man and his Realtor set out and look at many different houses, until the man finds one that he insists he must buy.  The Realtor, not able to see that the construction of the home is quite shoddy, helps him buy the home, without even suggesting that a home inspection be done.

Well, shortly after the first young man moves in to his new home, a terrific windstorm blows through town and his home collapses around him!  So, he goes in search of his brothers, to seek shelter and to find out how they were faring.

Meanwhile, the second young man sees an ad in the newspaper for a Realtor proclaiming "We sell more homes in your town than ANYONE!"  He hires the Realtor and tells him of his modest needs for his new home.  Days go by and the Realtor does not call, does not write - the second young man is anxious to get started with his home search, but the Realtor he hired is not returning his calls. 

After some time goes by, the Realtor contacts the young man and shows him several homes (all his own listings) which are all above the young man's price range. The Realtor pushes the young man into making a decision to spend more money than he can afford for his new home.  It isn't long before the young man, unable to keep up with the mortgage payments, finds himself once again homeless.  He too goes in search of his brothers, to seek shelter and to find out how they were faring.

The third young man, the most intelligent of the three, asks a friend who just bought a home for a referral to his Realtor.  His friend had a terrific experience with his Realtor and puts them in touch.  The Realtor promptly meets with the young man, discusses his needs and shows him a number of properties that meet all his criteria - price, location and size.  Together, they identify the perfect home for the young man and have it inspected to insure that it is a good investment as well.  The third young man's two brothers find him living happily, warm and cozy in his new home.  Of course, they both ask to meet their brother's Realtor so that they can all live happily ever after.

The moral of this story is:  Not all Realtors are the same. Experience matters and so does Excellent Customer Service and Honesty. The best way to find a Realtor who will care for you properly is to ask someone who has already worked with one - get a referral!

In a town not too far from here, there lived a man and his wife who had the good fortune to possess a home with golden siding, a large and newly updated top-of-the line kitchen, and many other lovely features.  One spring day, after many years of enjoying their home, they decided that they wanted to move to another town before the next winter set in, and so they hired a Realtor to help them sell their wonderful home.

The Realtor rejoiced, because this was in fact, the Golden Listing!  When she met with the couple, she showed them all of her research and suggested that they offer their home for sale at a price in line with the current market values.  The couple, knowing that their home was the best in the land, said,

   "That is not enough money to ask for our beautiful home!  We wish to ask for twice as much as that!"

Well, the Realtor tried to explain that although their home was truly special, the potential buyers would know its true value and would not be willing to pay more, but the couple insisted, so the Realtor took the overpriced listing and began to market it throughout the land.

After several weeks had passed and no one came to see the Golden Listing, the Realtor met with the couple and told them that they must drop the price if they wanted to sell their home and move before winter arrived.  The couple said,

   "You must not be doing your job, otherwise we would have plenty of people coming to see our home and wanting to buy it."

Well, the Realtor explained that buyers would only look at homes that they can afford, and that met their needs.  There were many other homes on the market that were almost as lovely as the couples' home, but for only half the price.  So the people most likely to buy their home wouldn't even come look at it, so how could they see how special it truly was?  The couple insisted that their home was better than all the others, but they agreed to lower the price by 5%.

Unfortunately, by the time they did this, all of the other homes' values had also dropped and so still no one came to see the Golden Listing.  Each time the Realtor convinced the couple to lower the price, they would only change it a small amount and they just never kept up with the shifting market values.  Also, after the home had been on the market for a while, buyers began ignoring it, thinking that something must be wrong with it for it to not have sold by now.

When winter arrived in the town, the couple still had not sold their home.  Even worse, the market value of their home had gone down 20% from the day they first put it on the market!  They ended up staying in their home for another cold winter.  If they had not been so greedy, they could have sold their home for a nice profit and moved to a warmer climate.

The moral of this story is:  Most Sellers believe that their home is the BEST and that it is worth much more than the Buyers are willing to pay.  A good Realtor can help them determine a fair market value and get their home sold.

Lisa Maxwell, ABR, Realtor
Keller Williams Realty - Boston South West
http://www.maxwell-houses.com/

Oh, By The Way... I'm never Too Busy for a Referral from You in the Greater Boston area.

Once there was a young woman, let's call her ‘Goldie,' and she decided to buy herself a home. She told her Realtor that she wanted a cozy home with 2 BR and 1 BA.  Her Realtor showed her a wonderful condo in a great location but Goldie just shook her head and said,

  "This home is Too Small.  I need a house, with lots of land and plenty of space to store my books and extra rooms for my guests to stay." 

 So, her Realtor, doing as she was told, brought Goldie to see a lovely home with an acre of rolling green lawn, a separate library and a spare guest room.  Once again, Goldie just shook her head and said,

 "This home is Too Big.  I can't take care of all this property by myself!  And how will I keep it all clean?"

 By now, the Realtor, trying to meet the needs of her client, was determined to get it right.  She asked Goldie to clarify once again what was important to her in a home, so that she could help Goldie find the perfect one.  Goldie said,

 "I guess I'm just not sure what I want, but I'll know it when I see it!"

 Well...Goldie's Realtor, having had experience with buyers not REALLY knowing what they want, brought her to see a lovely cottage, with just enough space for Goldie's books and a large den which could be used as a guest room.  Goldie walked around the property wide-eyed and smiling and said,

 "This home is Just Right!  Thank you so much for showing me exactly what I wanted!"

 Goldie bought the home, moved right in and lived there happily ever after.

 The moral of this story is:  Most buyers don't know what they want, but an excellent Realtor can help them figure it out and find their perfect castle.

Looking for a new town to call home?  Dedham, Massachusetts has a lot to offer. 

Dedham Square has been given new life, revitalized, with plenty of hip shops and a brand new movie theater marquee.  Much thanks for that goes to the Dedham Square Circle organization and its members.  Have a coffee or a meal in one of our eating establishments, shop for the holidays or any time of the year and relax at a movie or laugh at the live comedy night entertainment.

Coming this spring is the brand-new Legacy Place shopping center (from legacyplacededham.com):
"Stores will include a 60,000-square-foot Whole Foods Market; a 30,000-square-foot, two-level L.L. Bean store, a Borders bookstore, Legal Sea Foods, and a spectrum of other businesses as well as another anchor, Showcase Cinema de Lux, a 15-screen theater with in-seat dining and a lounge."

Of course, we still have plenty of shopping along the main roads throughout Dedham.

Dedham Park and Recreation commission works hard to offer our town members all sorts of activities throughout the year.  They host several popular events - Flag Day parade, Dedham Day (ask us about cow flops), and co-sponsored with the Police Dept., the annual Bike Rodeo.  Dedham residents have access to all of our parks, as well as the pool (for a fee). There are many sport programs offered, some of which include basketball, softball and karate/T-jitsu,

Another plus is our location.  Just 20 minutes from downtown Boston by car, train or bus, you can enjoy suburban living and still head into Boston for work or leisure.  Plenty of affordable homes for sale or rent are available.  There are many interesting neighborhoods, with homes ranging in price from $150K to $5Million+ .  Something for everyone!

For more information about Dedham, or to begin your search for a new home, contact us today!

Lisa Maxwell, Realtor, ABR
Keller Williams Realty - Boston South West
www.Maxwell-Houses.com

Many of the schools here in the Boston area announced yesterday that they would be closed today, based on our weather reports expecting 6-12 inches of snow.  So, many of us are probably working from home today, perhaps because the kids are home from school or just to avoid the traffic tangles that can occur when everyone in a 20 mile radius decides to drive home at the same time during a snowstorm.

Today (or any snow day) is a great day to catch up on those tasks you've been putting off:

• Clean and organize your home office/desk
• Read and discard old email
• Update your website content
• Write a post to your blog!

Of course, it's also a great time to connect with your database - many of them are going to be home as well, if they live in your local area - so give them a call!  Tell them how much you appreciate their business and referrals.  Offer to connect them with a contractor or professional, or answer any real estate related questions. And don't forget to ask for more referrals!

The Holidays are a great time to let your clients know you care.  Don't get too wrapped up in your family events, shopping, etc., to forget those that help you keep your family fed and clothed - your clients.

Happy Holidays to everyone on Active Rain!

Lisa Maxwell
Keller Williams Realty - Boston South West
www.Maxwell-Houses.com

When submitting an offer for a Buyer, there are three possible responses:

1.  Offer is Accepted
2.  Offer is Countered
3.  Offer is Rejected

In order to maximize the chances of either 1 or 2 resulting, remember that the sale price is only one component, i.e. negotiation point, of the overall offer.

By being flexible with closing dates, it allows the Seller more time to find a new home, pack and move.  If the Seller is a Bank, then offering a quick closing is usually preferable (be sure to check with your Loan Officer for reasonable turnaround times before committing to a short transaction period!).

The less contigencies placed on an offer, the stronger it is.

If you are knowledgeable about building construction and do not require a home inspection, then consider NOT including it as a contingency.  Beware though - if you are not a contractor by trade, it is in your best interests to hire a professional home inspector.

Remember, each inspection option - home, pest, radon, lead paint, mold - is an opportunity for the Buyer to back out of the deal if the results are not acceptable.  For Buyers, this is added protection, but for Sellers, this can weaken the overall offer (especially when presented with multiple offers).

Of course, the better the financing - cash vs. mortgage, 10% down vs. 3%, conventional vs. FHA/VA/etc. - the stronger the offer.

The ultimate goal of a Buyer's Agent is to optimize chances for getting either an accepted or countered Offer.  By advising your clients of these components, the importance of each in their particular circumstance, and how they strengthen/weaken an offer, you will be fulfilling your role as a Trusted Advisor.

Listing Agents should advise there clients to review the overall offer, not to just focus solely on the price.  Remember, the goal is to get the home sold; everything in this business is negotiable! 

Lisa Maxwell, ABR, Realtor
www.Maxwell-Houses.com

For those of you with cash on hand or the ability to get financing, the current real estate market has unbelievable opportunities available to you.  Mortgage rates are historically low and there are many many choices of properties at prices that we haven't seen since the earlier part of the decade.

Worried about the volatility of the Wall Street market?  Invest in Real Estate.

Don't have enough money to buy a property?  Join an investment group and pool your resources.

Paying rent?  You are missing out on increasing your wealth in multiple ways - tax breaks, building equity, keeping your monthly payments steady over many years.  Instead of paying your landlord's mortgage - pay your own!

I know a fellow who, each time a child was born, he bought a piece of Real Estate.  Each time the child was ready to go to college, he sold the property and paid for the child's education.  What better way to save for you and your family's future?

Don't wait until mortgage rates or property prices go up - now is the time to buy.

Invest in your future.

Lisa Maxwell, Realtor, ABR
www.Maxwell-Houses.com

The Turning Point Retreat in Atlanta with Brian Buffini was, as always, excellent.  Lots of great information, topical and current.  Brian's a great speaker - he keeps you engaged and repeats all of the important details to help boost our memories. 

Most of all, the energy that is generated is phenomenal - you leave the sessions ready to do battle with dragons or swim through rough currents, or maybe just to deal with that problem client you've been hanging on to...

Some things I learned:

Now is the time to be heads down, working IN your business, building your market share.  While others are getting out of the business, it leaves more opportunity for the professionals that stay in it.

The key to success in this market is to cut expenses and increase leads.  Focus on that and you will succeed.

My favorite concept from the session is this:  when most other businesses cut prices 20% they get excited and let everyone know, but we as Realtors are hanging our heads and worrying about the future.  Instead, we need to re-energize our attitudes and let everyone know that "We're Having A Sale!"

-Lisa Maxwell
www.Maxwell-Houses.com

I'm packing to leave tomorrow morning for Atlanta to attend the two-day Turning Point Retreat put on by Brian Buffini and Company. The best thing I can do in this market is update my skills, network with other out-of-town agents and get re-energized to do the best I can for my clients.

If you aren't familiar with Buffini and Company, check out their website at www.buffiniandcompany.com (no, I do not work for them, I am a client).  Their approach to working in the real estate industry is to build your business through referrals, run your business as a business and keep all the other aspects of your life in balance while you're doing it.  Sounds tough, and it is, but their formula makes sense to me and I work toward perfecting it every day.

A few months ago I was told by my coach that I should register for another Turning Point before the end of the year; I didn't really want to spend the money, especially airfare/hotel/etc., but I did it, and now with all that is going on in the market I'm so glad I did. 

It is time to Get Psyched! 

Lisa Maxwell
www.Maxwell-Houses.com

After watching the final presidential debate tonight, I find myself unable to sleep, thinking about the issues and the candidates.

We do have a number of important issues that need to be addressed, or to at least begin to be addressed; in my opinion, these include but are not limited to:

• Economic instability
• Healthcare system reform
• Education system reform

We live in interesting times and I, for one, am excited about the future!  With the upcoming election we have an opportunity to make some fundamental changes to how this country is run, and correct some issues that have gotten woefully off track.  Both candidates have ideas about how this should be done, and both platforms have strengths and weaknesses.

It is our fundamental right and duty as citizens of this country to vote and be heard.  But, I urge everyone to make their decision based on knowledge - this is not American Idol, it is not a popularity contest.  The issues are important; your research into the candidates true platforms, not based on negative campaign ads, but on facts will help you make an educated choice.

Please vote responsibly - our future depends on it!

Lisa Maxwell, Realtor, ABR
www.Maxwell-Houses.com